Richmond Road
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809 RICHMOND ROAD PLANNING RATIONALE ZONING BY-LAW AMENDMENT 29.04.2016 PREPARED FOR: Kristy’s Restaurant Inc. 809 Richmond Road Ottawa, ON K2A 0G7 PREPARED BY: FOTENN Consultants Inc. 223 McLeod Street Ottawa, ON K2P 0Z8 PLANNING RATIONALE 29.04.2016 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com INTRODUCTION The applicant is proposing to build a high-rise apartment building at 809 Richmond Street in the City of Ottawa. The proposed development consists of two 16-storey towers sharing a three-storey podium and underground parking. In order to permit the development, an application for a Zoning By-Law Amendment is being filed with the City of Ottawa. SUBJECT PROPERTY AND SURROUNDING AREA THE SITE The subject property is located at 809 Richmond Road. The property has a frontage of approximately 99 metres and a depth of approximately 36 metres, with an area of approximately 3,578 square metres. A restaurant and associated surface parking is located on the subject property. The property is bounded by commercial uses to the east on Richmond Road, a high-rise residential building to the west on Richmond Road, residential and institutional uses to the north and by residential uses to the south across Richmond Road, the Byron Tramway Park, and Byron Avenue. Figure 1: Existing building on subject site SURROUNDING AREA The subject property is located on Richmond Road, in the Woodroffe-Lincoln Heights neighbourhood and across the street from the neighbourhoods of McKellar Park and Carlingwood. The area is characterized by mixed development including high-rise and low-rise residential and low-rise commercial along Richmond Road, and by single- detached residential neighbourhoods both north and south of Richmond Road. PLANNINGDESIGNLANDSCAPE ARCHITECTURE Figure 2: Context map Land uses in the immediate vicinity of the site can be described as follows: North The land immediately north of the property is zoned for institutional use, and is the site of a Unitarian church. A day care center and a retirement home are also on these lands, and are associated with the church. Further north is the Sir John A. MacDonald Parkway, the Ottawa River Pathway System and associated green space, and the Ottawa River. East Due east of the subject property, on the other side of Richmond Road and Byron Avenue, is a low-rise apartment complex and single-detached housing beyond. To the northeast, along Richmond Road, are low-rise commercial uses including an automobile service station and dental clinic, and a 15-storey high-rise apartment building. South To the immediate south of the subject property, across Richmond Road, is a linear park extending along Byron Avenue. Further south is a low-rise apartment complex, and beyond it, a residential neighbourhood of single-detached houses. PLANNING RATIONALE809 RICHMOND ROADKRISTY’S RESTAURANT INC 2 West To the northwest of the property is a neighbourhood of single-detached dwellings. To the southwest, along Richmond Road, is an 11-storey mixed-use building with retail at grade and surface parking surrounding the building. Figure 3: Context north of site Figure 4: Context south of site PLANNING RATIONALE809 RICHMOND ROADKRISTY’S RESTAURANT INC 3 Figure 5: Context east of site Figure 6: Context west of site TRANSPORTATION NETWORK Transit & Active Transportation The subject property fronts onto an OC Transpo bus stop servicing route 2, and is approximately 440 metres east of Woodroffe Avenue, which is served by bus route 87. Both bus lines offer access to the downtown. Moreover the site is located approximately PLANNING RATIONALE809 RICHMOND ROADKRISTY’S RESTAURANT INC 4 200 metres west of the Transitway (via Sir John A MacDonald Parkway) and the proposed location of Cleary Station on the western extension of the Confederation Line. The western extension of the Confederation Line is being proposed as part of Stage 2 of the Light Rail Transit (LRT) project, which was approved as part of the City of Ottawa’s 2013 Transportation Master Plan. In April 2016 the City of Ottawa presented a revised alignment for the LRT so that Cleary Station could be located on Richmond Road, at 747 Richmond. Where previously the LRT tunnel passed beneath the subject property, the new alignment will have the station, tracks and tunnel located to the east of the proposed development. Stage 2 is targeted for completion in 2023. The site is also served by city-wide and community-level multi-use pathways along the Ottawa River shoreline and the Byron Avenue linear parkway, as identified on Schedule I of the City of Ottawa Official Plan. Figure 7: OC Transpo Route Map PLANNING RATIONALE809 RICHMOND ROADKRISTY’S RESTAURANT INC 5 Figure 8: LRT System Map showing extensions Road Network The subject property is well served by the existing road network. The site is located on Richmond Road, which is identified as an Existing Arterial Road. Byron Avenue, a Collector Road, runs parallel to Richmond Road at this location. Major nearby north-south connections include Woodroffe Avenue (an Arterial) and Sherbourne Road (a Major Collector). Both roads provide access to Highway 417/the Queensway within 2 kilometres of the proposed development. PROPOSED DEVELOPMENT Kristy’s Restaurant Inc. is proposing to construct a 16-storey mixed-use building with two residential towers sharing a three-storey podium with retail at grade. The proposed development was designed by Roderick Lahey Architects. The towers will be 51 metres tall, with a typical floor plate of 721m2. The total gross floor area (GFA) of the building is approximately 35,437m2 including 1043m2 of retail on the ground floor, 339m2 of amenity space, and 35.437m2 of underground parking. The proposed development will be predominantly residential, and will include approximately 257 dwelling units. The underground parking facilities contain 291 parking spaces and 158 bicycle parking spaces over three (3) levels, accessed from a driveway and ramp at the east end of the building’s frontage on Richmond Road. PLANNING RATIONALE809 RICHMOND ROADKRISTY’S RESTAURANT INC 6 Figure 9: Building elevation Figure 10: Site plan PLANNING RATIONALE809 RICHMOND ROADKRISTY’S RESTAURANT INC 7 Figures 11a, 11b: Perspective renderings POLICY AND REGULATORY ENVIRONMENT PROVINCIAL POLICY STATEMENT (2014) The Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act in April 2014. It provides direction on matters of provincial interest related to land use planning and development. The Planning Act requires that decisions affecting planning matters “shall be consistent with” policy statements issued under the Act. PLANNING RATIONALE809 RICHMOND ROADKRISTY’S RESTAURANT INC 8 The proposed development is consistent with the PPS in that: The proposed development constitutes an efficient use of land that contributes to an appropriate range of land uses, minimizes land consumption and servicing costs [1.1.1a,b,e]; The proposed development is located within a settlement area, making efficient use of existing and planned infrastructure and public service facilities, including public and active transportation networks and intensifies an underutilized site within the City’s built-up area, where services are readily available [1.1.3.2a,b, 1.1.3.3, 1.1.3.5]; The proposed development contributes to an appropriate range and mix of housing in a location and at a density that benefits from appropriate levels of infrastructure and public service facilities, contributes to residential intensification and is supportive of active transportation [1.4.3]; The proposed development proposes to intensify a site situated in proximity to transit routes and active transportation infrastructure including multi-use pathways and bicycle lanes, contributing to the creation of complete communities and development patterns that are sustainable over the long term [1.6.7.3, 1.6.7.4]. CITY OF OTTAWA OFFICIAL PLAN 2003, AS AMENDED The City of Ottawa Official Plan is composed of eight sections, each addressing a different aspect of the planned function of the City as a whole. Section 2 of the Official Plan provides Strategic Directions for growth and development within the City. Ottawa’s population is projected to grow by up to 30 percent by 2031. The City plans to meet this growth challenge by managing it in ways that support liveable communities and healthy environments In other words, the City is striving to create ‘complete’ communities in which residents do not need to drive for everyday activities and where jobs, shopping, recreation and social activities lie within walking or cycling distance. The proposed development responds to the Official Plan’s strategic direction to create liveable communities by managing growth in ways that create complete communities with a good balance of facilities and services to meet people’s everyday needs, including schools, community facilities, parks, a variety of housing and places to work and shop. These strategic directions are developed further in the policies of Section 2.2 (Managing Growth) and 2.5 (Building Liveable Communities), as discussed below. Traditional Mainstreets The site is designated Traditional Mainstreet (Section 3.6.3) on Schedule B - Urban Policy Plan in the City of Ottawa Official Plan as shown in Figure 12. Mainstreets are identified as some of the most significant opportunities for mixed use development and intensification through denser, more pedestrian-oriented forms. Managing Growth It is anticipated that approximately 90 percent of the growth in population,